Average Property Price per Square Meter in the Philippines (2026): By City and Segment

How much does property cost per square metre in the Philippines? It's one of the most useful questions a buyer can ask — and one of the most misleading to answer with a single number. The honest reply is that it depends enormously on the city, the district and the type of property: a prime Makati condo can cost five times as much per square metre as a unit in a provincial city. This guide gives you the real ranges — the national picture, our own city-by-city data, and prime-district benchmarks — and shows you how to use price per square metre to buy well.

Three different "price per square metre" — don't mix them up

Three numbers get muddled in searches, and they mean very different things:

• Market (selling) price per square metre — what a finished home sells for, divided by its floor area. This is what most buyers mean, and what this article and our tool track. It runs from roughly ₱60,000 in affordable provincial markets to ₱380,000 in prime Metro Manila.
• Construction cost per square metre — what it costs to build a home. Government building-permit data (PSA) put the average new residential build at around ₱15,562 per square metre in 2025. That's a completely different figure from the selling price.
• Cost of living — monthly spending, not a property price at all.

If you're searching "cost per square metre to build a house," you want the construction figure. If you're comparing homes to buy, you want the market figure covered below.

The national picture

There is no single official "price per square metre" for the whole country — the central bank (BSP) publishes a median per-unit price instead. As of the third quarter of 2025, the national median price of a home sold was about ₱3.46 million (₱3.47M for condos, ₱3.29M for houses). In Metro Manila the median was ₱5 million; outside the capital, about ₱3.38 million; in Metro Cebu, roughly ₱3.6 million.

Just as important for a buyer: the market has cooled. BSP's residential property price index rose only 1.6% year-on-year in late 2025 — effectively flat, or a slight decline of about 0.2% once inflation is stripped out — while Metro Manila works through a large condo oversupply (the consultancy Colliers estimated on the order of eight years of unsold inventory). That makes 2026 a comparatively favourable, negotiable market for buyers.

Price per square metre by city — our data

Here is where a per-square-metre view earns its keep. The table below shows the median asking price per square metre across active BalayHub listings, by city, as of June 2026. We use the median (the middle value) so a single mispriced listing can't distort the figure.

Across all our listings the national median works out to roughly ₱72,000 per square metre for sale and about ₱740 per square metre per month for rent — but as the table shows, the city-level spread is enormous. For the always-current figures across every city, see our live price per square metre by city tool.

Prime districts versus the provinces

The gap widens further at the building level. Listing data from the major portals put prime Metro Manila condos — Makati CBD, Bonifacio Global City, Rockwell — in the ₱275,000–380,000 per square metre band, with ultra-luxury towers higher still. Ortigas sits around ₱120,000–216,000, Cebu's IT Park and Business Park near ₱160,000, and provincial cities such as Davao, Iloilo and the Clark area roughly ₱60,000–120,000.

A caveat worth keeping in mind: those are asking prices from listings, which tend to run ahead of what deals actually close at — especially in a soft market. The practical lesson is simple: never compare two homes on total price alone. A ₱6-million unit can be a bargain or a rip-off depending on where it is and how big it is.

Sale, rent and rental yield

Per-square-metre thinking works for renters and investors too. Metro Manila condo rents average roughly ₱1,000–1,050 per square metre per month, which on prevailing prices works out to gross rental yields of about 5–7% in the better districts. Divide a city's annual rent per square metre (the monthly figure times twelve) by its sale price per square metre and you get a quick gross-yield estimate to compare one market against another.

How to use price per square metre when buying

• Compare like with like. Reduce every shortlisted home to its price per square metre before judging value.
• Spot the outliers. A unit priced far above the local median per square metre needs a clear reason — a prime floor, an unblockable view, a renovation — or it is simply overpriced.
• Negotiate with data. In a cooling, oversupplied market, knowing the local median is leverage at the table.
• Mind the area basis. Condos are measured by floor area; lots and house-and-lots are often quoted by lot area, which reads lower per square metre — don't compare the two directly.

The bottom line

There is no one "average price per square metre" in the Philippines. There is a range — from around ₱60,000 in the provinces to nearly ₱400,000 in prime Metro Manila — on a market that has cooled into buyers' favour for 2026. Use the per-square-metre lens to cut through headline prices, check the current figure for any city with our price per square metre tool, and browse properties for sale and for rent once you know what fair value looks like. Buying from overseas? Pair this with our affordability calculator to turn a dollar or euro budget into a realistic peso figure.